Eagan Advisory Planning Commission Meeting - May 26, 2026

The Eagan Advisory Planning Commission (APC) met on Tuesday, May 26, 2026, at 6:30 PM in the Eagan Municipal Center. The meeting included three public hearings: a three-year interim use permit renewal for Viking Lakes overflow parking, a comprehensive guide plan amendment for the former Blue Cross Blue Shield campus redevelopment, and a preliminary subdivision with variances for seven single-family lots on Dodd Road. The commission voted unanimously to recommend approval of the Viking Lakes IUP, voted 6-1 to recommend approval of the BCBS comp plan amendment, and voted 7-0 to deny the Pine Landing subdivision application.

Consent Calendar

• The agenda and minutes from the previous meeting were approved unanimously (6-0, with one abstention from Member Wagner, who was absent at the last meeting).

Public Comments & Testimony

• No members of the public spoke during the "Visitors to be Heard" portion for non-agenda items.

Discussion Items

A. Viking Lakes – Interim Use Permit (IUP) for Temporary Overflow Parking

• Applicant: MV Ventures (represented by Matt Slavin).
• Location: Three parcels totaling 4.9 acres at 686 O’Neil Dr; Outlot A, Viking Lakes 3rd Addition, Lot 2, Block 1, Viking Lakes 3rd Addition.
• Request: A three-year IUP to continue temporary overflow parking (approximately 2,000 stalls) for large events at TCO Stadium, including Vikings Training Camp and Minnesota Aurora Soccer. The IUP consolidates three previously approved temporary parking areas, two of which expire in June 2026 and one in June 2027.
• Staff Report: Planning Manager Schulz presented. The site has been used for overflow parking since 2016. The applicant has submitted successive IUPs as development progressed (e.g., Omni Hotel construction reduced some parking areas). Minor repairs were noted by water resources in April 2026. No physical changes are proposed. Staff recommended approval with 22 conditions.
• Commission Discussion: Members had no questions. Chair Jensen noted the positive community impact of Viking Lakes, citing 250,000 event patrons in 2025. No public comments were received.
• Vote: Motion to recommend approval (Member Wagner, second Secretary Whitfield) passed 7-0.

B. BCBS Redevelopment – Comprehensive Guide Plan Amendment (Opus Development Company)

• Applicant: Opus Development (represented by Joe Mahoney).
• Location: 3535 and 3545 Blue Cross Road (41.5 acres, former Blue Cross Blue Shield campus).
• Request: Change land use designation from Major Office (MO) to a mix of Business Park (BP), Medium Density Residential (MD, 4-12 units/acre), and High Density Residential (HD, 12-60 units/acre). The concept plan shows approximately 126 townhome units (MD) on ~10.5 acres, ~500 apartment units (HD) on ~6.5 acres, and business park buildings on the remainder. The northern soccer fields (leased to the city) are not included.
• Staff Report: Assistant Engineer Ben Burke presented. The site includes an existing 1969 office building and a daycare. The amendment requires Metropolitan Council review and an environmental review (EAW or AUAR). Traffic impact analysis will be required. Staff noted that the concept is illustrative and that detailed plans will come later.
• Public Comments (12 speakers): Residents from adjacent neighborhoods (Ashbury Road, Terra Glen, Red Fox Road, Jordan Court, etc.) expressed concerns:
  • Traffic congestion on Ashbury Road, Blackhawk Road, and Blue Cross Road; safety of pedestrians and children.
  • Density too high for the area; potential for property value decline.
  • Lack of notification (only 350-foot radius); requests for more studies.
  • Concerns about crime, noise, stormwater management, and tree loss.
  • Some noted the previous (withdrawn) Johnson Brothers industrial proposal and requested graduated development.
  • One resident asked whether the project would include affordable housing; staff clarified that the city cannot consider housing cost as a factor.
• Commission Discussion:
  • Chair Jensen raised concerns about buffering between land uses and the scale of business park relative to residential. He noted the rational basis standard and eventually voted against the motion.
  • Member Block supported the amendment, stating it provides better buffering than the previous industrial proposal.
  • Member Walsh emphasized that the amendment only allows the applicant to proceed with studies, not final plans.
  • Member Wagner supported the motion, noting the current vacant building is not a sustainable status quo.
  • Staff clarified that the environmental review (AUAR) will study traffic, stormwater, and other impacts before detailed plans are submitted.
• Vote: Motion to recommend approval (Member Block, second Member Walsh) passed 6-1 (Chair Jensen opposed). The item will go to City Council on June 2, 2026.

C. Pine Landing – Preliminary Subdivision (Lenar Builders)

• Applicant: Lenar Builders (represented by Steve Trosky and engineer Charlie Wiemerschlag).
• Location: 4640 Dodd Road; Lot 15, Block 1, Woodland Place (4.06 acres, currently a single-family home built 1969).
• Request: Preliminary subdivision to create 7 single-family lots with two variances:
  1. Minimum lot width of 65 feet (code requires 85 feet at the 30-foot building setback line).
  2. Cul-de-sac length over 500 feet (proposed ~550 feet from Dodd Road).
• Staff Report: Planner Pam Duziak presented. The property contains a wetland and is within the Shoreland Overlay District (Holtz Lake). The wetland limits development; a stormwater filtration basin and conservation easement are proposed. The development requires a 25% impervious coverage limit per lot per DNR standards. Tree removal of 61.3% (197 of 321 trees) requires mitigation: 32 trees planted on-site and $155,000 cash in lieu. Staff noted that the variances are driven by site constraints and that similar variances have been granted elsewhere.
• Public Comments (10 speakers): Residents of Pinecone Trail, Pinecone Circle, Woodland Way, and adjacent streets spoke unanimously against the variance request:
  • Ben Grant Roy (679 Pinecone Trail) argued the variance is not the minimum needed; the wetland does not force 7 lots, only profit does. He cited a 2022 Lenar project (parkside circle) where lot width variances were eliminated.
  • Scott Friedman (4667 Pinecone Circle) questioned the financial necessity and noted the neighborhood does not support the variances.
  • Eric Nystrom (Rosa Court) pointed out that economic hardship is not a valid basis for variance under state statute.
  • Megan Barker (692 Shellerwood Dr) noted difficulties with pie-shaped lots.
  • John Minnick (658 Woodland Way) and Jeff Holmes (638 Woodland Way) emphasized that the applicant’s own letter stated profit is not a consideration, yet the justification for 7 lots was financial. They urged denial and asked for a plan with fewer homes.
  • Mary Jane Werkey (4675 Dodd Road, 63-year resident) and others echoed concerns about lot size and neighborhood character.
• Commission Discussion:
  • Member Wagner extensively questioned the applicant and staff. He noted that no lot meets the R1 width standard; reducing to 6 lots still leaves an average width of 82 feet (still 3 feet short); 5 lots would conform. He argued the practical difficulty is self-created by the choice to maximize lots, not by the wetland.
  • Secretary Whitfield asked about similar variances; staff cited the Shram Meadows project where lot width variances were granted due to wetlands.
  • Member Walsh pressed the applicant on whether fewer lots were considered; the applicant stated 7 is the financially feasible number and they could not commit to fewer lots in the future.
  • City Attorney Bauer clarified that the commission must vote on the application as submitted; a motion to deny is proper if the applicant fails to meet variance criteria.
  • Member Wagner moved to recommend approval (to allow a vote), which failed 7-0. He then moved to deny, seconded by Secretary Whitfield.
• Vote: Motion to deny the preliminary subdivision (including variances) passed 7-0. The item will be forwarded to City Council on June 2, 2026.

Key Outcomes

• Viking Lakes IUP: Recommended approval (7-0) to City Council for June 2, 2026 agenda.
• BCBS Comp Plan Amendment: Recommended approval (6-1) to City Council for June 2, 2026 agenda, with the understanding that environmental review and detailed plans will follow.
• Pine Landing Preliminary Subdivision: Recommended denial (7-0) to City Council for June 2, 2026 agenda. The commission cited insufficient justification for variances, noting that the practical difficulty claimed by the applicant was primarily economic and not attributable to the wetland alone.
• The meeting adjourned at approximately 8:13 PM after a brief break.